The leaves are leaving. Winter is coming. The year is nearly done. In the midst of so much uncertainty, one thing is clear, our health and our homes have become a priority for us. I remain committed to helping you with all your real estate needs while keeping us all safe. Let me help.
A Mid-Century retreat on almost 1/2 acre in Parkrose Heights with all the important updates done. Classic 1960’s details and charm intact. Open floor plan, hardwoods, big windows, heat pump, double garage, new roof and paint. Sprawling basement with bonus room + bath. Comes with beautiful studio/office next to garden with composting toilet+plumbing+ mini-split. Perfect for working from home. If home is your sanctuary, this house is it!
There are lots of great programs out there to help buyers become home owners with a variety of down payment options. A lender colleague of mine sent me a couple who were using the 0% down program. It’s a great tool for people who can clearly make a mortgage payment but don’t have a huge savings, so basically MOST people. The hard part in the Portland market is that you’re competing with multiple offers who usually have large down payments. The reason why it puts the buyer at a disadvantage is because there are several components to an offer that make it strong. There’s price, down payment, earnest money deposit, inspection period, closing costs, etc….
From a seller’s perspective, a 0% down payment means that the bank is 100% responsible for the loan if the buyers should stop making their payments. In a real estate deal, when it’s time for the appraisal they will be looking hard at the house to make sure there’s nothing that might put the bank at risk for taking on 100% of the loan. What that can translate to is the seller having to make repairs in order for the buyer to get their loan. Most often a seller will go with not just the highest price but the strongest down payment because it puts them at less of risk.
All that said, it’s a challenge to find a house without multiple offers. These clients were very specific about what they wanted. It had to be a 3 bedroom in Kenton or Portsmouth. We looked at all the old inventory to see if there were any overlooked gems but there wasn’t too much sitting there. It didn’t take long before a house popped up directly across from my old house in Kenton where my kids live half the time with their other mom. I happened to know the seller because he was my neighbor for 10 years. The buyers loved the house and location so we wasted no time getting our offer in. Miraculously, they accepted it the same day.
The rest was smooth sailing because the hardest part was finding the right house and finding a seller who was willing to work with us. I thought this process might take months but we were able to find it in a matter of weeks. Now we have some awesome new queer neighbors and kids across the street. Congrats Jean and Sarah!!! Come borrow eggs or butter anytime!
Meticulously restored with attention to detail + flawless finishes. Fully updated, eat-in kitchen has granite + subway tile + marmoleum flooring. Formal dining w/fireplace + vintage wainscoting + beautiful built-ins. Three sunny bedrooms upstairs feature large windows, ample closets and built-in floor-to-ceiling bookcases. Sumptuous, high end bath remodels with custom Ann Sacks tiles, Pratt & Larson tile, Rejuvenation and Restoration Hardware fixtures, marble floors and heated tile floors. The space feels light and airy, enhanced by 9′-0′ high ceilings on the main and 8′-3″ ceilings upstairs. Brazilian Cherry hardwoods in the bedrooms, staircase and living and dining rooms are both durable and handsome. The large main floor laundry/mudroom has plentiful storage. Systems updates include seismic retrofit, furnace, AC, tankless water heater, electrical panel, custom retaining wall, custom garage door and shed, to name a few. Covered front porch + low maintenance yard with private back patio + shed. Enjoy the vibrant, walkable neighborhood with world class cafes, bars and shops, all within a few blocks, come home to comfort!
3 bed | 2 bath | 1828 sq. ft.
MLS# 20278885 | Taxes: $1,306 (not a typo) | Lot Size: .06 Acre
The rain is back and so are we! 1956 Concordia glass + brick Birkemeier on 1/4 acre. Cool Bones + cool architecture + big, private yard. Vaulted ceilings, big sunny windows, refinished hardwoods. Primary BR includes handsome custom bathroom w/skylight + vaulted shower. Both bathrooms have all new finishes. 2x oversized garage. Bonus basement space w/egress. Fresh paint in+out. Newer roof + furnace. DEQ cert. Near Faubian elementary, New Seasons, Alberta + Dekum.
3 bed | 2 bath | 2456 sq. ft.
Taxes: $4,655.72 / 2019 Lot Size: .25 Acre
MLS# 20455169
Remember the Milwaukie mid-century estate down the steep, winding driveway? At the bottom was a creek and a swimming pool. Next door there were goats. So. Much. Work.
There was the cute, beach-cabin like home in the SW hills, remember that one? I loved it more than you.
The rambling NE ranch with the enormous, end-of-days retaining wall? You loved that one more than me.
We bounced around both sides of the river, and right up against the river. We saw it all and in the process, you learned that your perfect home was turnkey, not a project, a roomy yard, but not too big, mostly one-level with extra rooms upstairs for guests. And the perfect garden has lots of purple flowers. Smarten up your garden with eco composite decking which looks great and is eco friendly.
Sometimes is hard to take care of your garden since the wild animals like raccoons and squirrels come at night and eat some of the plans, often, squirrels will steal ripening fruits and vegetables to snack on, especially soft and juicy produce such as squash, tomatoes, peppers, cucumbers, and melons. Frustratingly, they often don’t even eat the entire thing! Squirrels will not only attack your gardens, but your bird feeders as well.
Twice a year squirrel control in Houston hits an activity peak. This is because squirrels have 2 litters per year and they like to find attics to have a safe and secure place to raise their young. Squirrels in the attic pose the risk of home fires caused by gnawing so they should always be trapped and removed.
I LOVE when clients send me pics or have me over after they’ve remodeled. These two, Hayley and Ethan, would not compromise on location AT ALL and they wanted the impossible. The process took months and we wrote lots of offers but couldn’t land it. The goal was a minimum of 2/2 not past Cully, not past Kenton with walk-ability, good light, garage, yard, and a basement they could eventually rent out and under $400k.
Finally, on a quiet Memorial Day weekend this little hoarder house popped up in Arbor Lodge. It checked every box but needed heavy cosmetics. They were bound and determined to bring sweat equity and breathe life back into it. These photos are just the beginning.
Every sale has a story and this one centered around a 2011 Hyundai Tuscon. Jamie is the daughter of two of my favorite clients turned friends, Mike and Amy. Their family lived across the street from my go-to lender, Jen Bell. Mike and Amy bought a house with us in Concordia a few years back and have become regulars at the bar I work at, Sloans Tavern. Their daughter Jamie and her boyfriend Evan have been saving up for their down payment and were finally ready to buy this spring.
We went out on our first tour right at the beginning of Covid and found the house they wanted. The market was very insecure at that moment in time and cash buyers were pulling out. I’m pretty sure that’s the only reason this house wasn’t snatched up yet. The house was ROUGH but the location is 17th and Morgan, right in the heart of Dekum and their parent’s house is only a mile away.
The back story is that the woman who owned it was an addict and when she died it was squatted in for another year while her brother who lives in Hawaii was trying to get her affairs in order with probate. I imagine this was very much a hassle for him and he wanted it over with.
There were lots of personal items left in the garage, one of them being an older SUV. It was hard to tell what it even was in the dark and what condition it was in. When we made our offer, the agent called and asked me if the buyers would throw in an extra $8k to buy the car as well. The tone of her voice implied that, because the seller was in Hawaii and the estate was a pain for him, he wanted a buyer who would take both off his plate. Had it been a classic car or something cool they might’ve been tempted but it was a ratty old 2011 Hyundai Tuscon. We politely declined but got our offer accepted anyway. What we didn’t know was this car would come back to haunt us.
Inspections were daunting, every system of the house needed replacing. Evan and Jamie were optimistic that the seller would contribute something toward the amount of repairs needed but he refused. The one piece we leaned hard on was the sewer repair, something a seller almost always automatically does for the buyer. The bid we got was about $7k to replace it. The seller’s idea was to trade the car for the sewer. It was so absurd it was frustrating because it’s not even legal to incorporate a vehicle into a real estate transaction. The buyers really did not want this car but the seller wouldn’t budge. We called their bluff and said we were terminating and still the seller wouldn’t budge.
With everything this house needed Jamie and Evan were the perfect buyers because they are young and crazy enough to take this on to get that location. And now they are the proud owners of a 2011 Hyundai Tuscon. For the record, we had to get creative and the car was not part of the real estate transaction.
Congrats my dudes, we pulled off the impossible and ridiculous in a pandemic! Can’t wait to see what you do with it.
The Buckminster Fuller fan in me had the best time last weekend. 1. I saw clients I haven’t seen in years. 2. Nice drive to the country. 3. Toured a Geodesic dome!!
Dudes, it’s as cool as it seems. If you are future thinking, looking for a little slice of heaven (nearly an acre) to call your own, and can see yourself blossoming within a spherical dwelling, call me now and let me put your name on the list.
Sylvan Hills Cape Cod with lush landscape + large yard on a cul-de-sac. The living room has refinished hardwoods, wood-burning fireplace + cove ceilings. Family room has cork floors + gas fireplace. Remodeled kitchen has slab granite + maple cabinets. Formal dining w/bay window + new deck. Updated windows + fresh paint. Attached garage. Plenty of storage. Hoyt Arboretum, Portland Zoo, Children’s Museum, Portland Japanese Garden, Washington Park – all nearby! Ainsworth + Lincoln schools.
Our souls could use a little soothing so here is your visual zen moment. This old house is holding on. Hope you will too. Here’s to seeing the beauty wherever possible.
Easy to Love Ranch with .26 acre yard. One level living. 2 BR + 1 Bath with tub/shower. Original hardwoods in great shape. Bamboo floors in Kitchen + Dining. Central air + gas fireplace + built-ins. Slider to covered patio w/skylights. Huge, fenced backyard w/garden space + trees. New water heater + water main. Attic storage above attached, double garage.
Showing by appointment Saturday and Sunday 10-4.
2 bed | 1 bath | 1008 sq. ft. MLS# 20161146 | Taxes: $3308 | Lot Size: .26 Acre
Our hearts are so heavy right now and I’ve been thinking a lot about how to talk to my kids about racism. I’m excited to see what Sesame Street does with this. Tune in this Saturday at 7am.
Vintage Hollywood home with solid updates and lovely finishes. This is a truly sweet 4-square with high ceilings, gas fireplace and walnut hardwoods. Upstairs: 3 bedrooms + fir floors + big closets + 1 full bath. Downstairs: fully finished flex space with room for a family room + home office. Includes wet bar and full bathroom. Level, fenced backyard. Restored detached double garage. Wood-clad windows, lives so quiet inside. Beverly Cleary/Grant schools. High walk+bike+transit scores. HES=7
3 beds | 2.1 baths | 2305 sq. ft.
MLS# 20373415 | Taxes: $6,871 | Lot Size: .11 Acre
Lush garden home in Gladstone near the river. Wonderfully loved and cared for – this 1950 Cape Cod has original hardwood floors + triple pane windows. Big kitchen + wood cabinets. Updated bathroom features large hex floor tiles + new fixtures. On demand water heater + gas furnace. Fresh interior paint. Covered patio + private, fenced backyard with an astonishing green space habitat. Garden shed. Attached garage. Solid, dependable and updated. Ready to move right in.
3 bed | 1 bath | 1728 sq. ft. MLS# 220689228 | Taxes: $3932 | Lot Size: .11 Acre
I wish every sale could be as pretty in pink as a Dogwood in spring. But you know what’s even better than a pretty picture? A kind advocate on the other side who shares a common goal of doing the best for their client while playing fair.
It took months to close this sale. M O N T H S. With all the usual delays and a lot of extra twists and turns. My buyer was purchasing with a 1031 Exchange, adding a ticking clock to the whole scenario. Throw in an estate with unanticipated repairs needed. Right from the beginning it was a “I have my work cut out for me” type of sale. Plus the sellers are a family I know from growing up in the same neighborhood. Why is that important? It created inexplicable nuances and I’m sure another dimension for their agent to navigate. Knowing the sellers as the buyers rep, helped me put a human face on it for my buyer and I think helped close this deal. Anyways, rambling on here, but thank you to Jean and all the other hard-working agents out there who put in the extra time, attention and work to get our clients where they need to be.
We’re all in this together. That’s not just a catchy saying to us, it’s part of our ethos. It guides every decision we make. Many Portlanders are struggling right now as we all adjust our lives and respond to COVID-19, here’s what we’ve done to help: No customer will have their water shut off. No late fees for non-payment. Our Customer Service team is staffed to answer any questions. It’s best to reach out by email for a quicker response at PWBCustomerService@portlandoregon.gov. We offer crisis vouchers and have programs for income-qualified customers. We’re all in this together. You can stay update on how we’re responding to COVID-19 here: https://bit.ly/2VEwDWK
Your water: Safe and available during the COVID-19 crisis
Official web site of the City of Portland Water Bureau
My buddy Lauren bought her house in Woodlawn back in 2009 and lived there with various roommates and girlfriends for 10 years until she moved into her girlfriend Karmen’s house a couple years ago. Since then she’s been renting to friends until she figured out what she wanted to do next. When she told me a few months back that she was thinking of selling we made a plan to get the house spruced up and get the tenants sorted out so we could hit the spring market. We made a punch list for the handyman, lined up the painter, and Lauren, being an electrician, installed some new lighting. The place was looking good.
Simultaneously, some friends that work for Equal Exchange came into Sloans for happy hour back in January. One of them, Shawn, was telling me she and her girlfriend, Raina, were about to get pre-approved and start looking for a house. They wanted a 3/2 and figured they’d have to be looking pretty far out to get that in their price point. I mentioned to her that my friend Lauren was getting ready to sell her 3/2 super close-in and around that price range and that I’d let them in for a sneak peek before it hit the market.
So fast forward to March, we had everything ready to come on the market mid-month and shit starts getting serious with the Corona. I had shown Shawn and Raina a handful of houses all over town but they weren’t finding anything they liked. They really wanted to see Lauren’s house before it came on the following weekend so I took them through it and they wanted it. I talked to Lauren to see if she’d be open to selling off market and she was excited about the possibility of an easy sale and keeping it in the community.
When a situation where two sets of our clients enter into a deal together, my business partner Teddy and I split off from each other and represent one party each. That way, there’s no conflict of interest and both sides are represented fairly. I worked with Lauren and Ted worked with Shawn and Raina.
To accept an offer off market, it has to be enticing enough that you feel comfortable letting go of whatever possibilities a multiple offer situation might bring you. Shawn and Raina wrote an attractive offer and Lauren took it. The deal was super straight forward and easy. There were a handful of things to fix/repair and we were able to get them done before the world shut down. We were even able to close early.
So, that’s the story of my recent win-win. Lauren was able to dodge the Corona bullet and Shawn and Raina got their 3/2 house in Woodlawn at an unheard of price. My only regret is that I wasn’t able to work with those two, but they were in good hands with Ted. Congrats my dudes!
This soothing, soulful Cherry Park Ranch is a blossoming masterpiece. Refinished hardwoods + flowing floor plan + curated spaces that nurture and enliven. This homebody haven offers cul-de-sac serenity + lots of one level living. Formal living + dining rooms share the central hearth. Room to dance in the rumpus room. Fresh NEW look + luxuriously tiled bathroom has tub + shower. Updated kitchen has skylight + gas stove + eating area. Powder room + laundry room. Double attached garage. Small, private backyard w/covered patio.
3 beds | 1.1 baths | 1762 sq. ft.
Taxes: $5,200 Lot Size: .16 Acre
Call to schedule a private showing.
Teri Toombs| Principal Broker | 503-522-1691 | ttoombs@livingroomre.com
Taken just a few months ago, this photo shows the wild, steep slopes of Mt. Hood in mid winter. It was a beautiful day to be on the mountain and it makes me pine for the rowdy outdoors of the northwest.
Today we are stay-at-home everythings but my team is still here helping sellers and buyers. It’s a much different world today, but we are learning how to traverse this new landscape. Please reach out if we can inform, reassure and help with all things real estate.
This season will pass, and I hope soon. In the meantime, stay safe and stay home.
This client needs no introduction. Adrienne Graf is a born and raised Portlander with deep ties to the queer community, a champion for victims of sexual assault, and a loud as fuck renter’s advocate. Not someone you’d want to get into a Facebook tangle with about renter’s rights because she will eat you alive. She herself never thought she’d one day be a home owner in her town because of impossible prices for first time buyers.
Her brother is a mortgage broker and they had this idea that maybe she could borrow off her retirement account for her down payment. Seemed legit so she started looking. She sent me a house that had just come back on the market in St. Johns. It was an adorable little 3 bedroom ranch and from what the listing agent told me, the previous buyer before us just got cold feet. We checked it out and it was love. I couldn’t really find anything wrong with it other than the electrical panel and a slightly older furnace. We were up against one other offer (so surprising with all the LIFT buyers) so we had to come up in price a few thousand but we got it!
Inspections went great and all was moving along until we found out that she was unable to borrow from that retirement account. The deal was dead in the water until her brother, Thomas, being the saint that he is, decided he was going to loan her the down payment because he really wanted her to have this opportunity at home ownership and that’s what family should do. It was one of the kindest acts of love I’ve seen in this business.
We negotiated a new panel and a tune-up for the furnace and Adrienne is now the proud owner of her perfect little witch cabin. This was the best way to start off the new year and set the tone for what’s to come. Congrats, paisan! We did it! Special thanks to Thomas Graf, the real hero here.
CASH BUYERS here is your O P P O R T U N I T Y in Vernon. Monster sized units could be an awesome owner occupied with a rental OR family compound OR Vacant units allow for placing your own tenants in both sides. Hardwoods and fireplaces. Gas furnaces and newer water heaters. Tuck under garages. Kitchens are demo’ed and ready for a fresh start. Seller has architectural plans for 3 bedroom/2 bath units. Lots of potential, amazing location just blocks from Alberta Arts, Dekum triangle, Woodlawn, Alberta Park. HES=1 DEQ Certificates
2 bed | 1 bath | 2010 sq. ft. EACH UNIT buyer to confirm sq ft.
They are performed for the benefit of your lender by a third party (the appraiser) and paid by for you. For most buyers, they are a requirement of your loan. The purpose of an appraisal is to analyze the home and reassure the bank that the value and condition warrant giving you a loan at the agreed upon sales price. In other words, it’s worth what you’re paying.
Here is a lending scenario to help understand the effect a low appraisal can have on a buyer:
You are approved for a 20% down payment loan. For a $500,000 purchase, here is the math:
$500,000 purchase price
$100,000 total down payment
$400,000 loan amount
IF the appraisal comes in at $475,000 then the math changes:
$95,000 total down payment
$380,000 loan amount
But wait, your bid was $500,000.
In this case, the lender will still only lend you 80% ($380,000)of the appraised value ($475,000).
$500,000 purchase price
$380,000 total loan amount
$120,000 down payment needed to qualify for the loan
Let’s back up again. The sales contract states that both the buyer and the home must qualify for the loan. The appraisal is how your home qualifies for the loan. The appraisal falls under the financing contingency and therefore your earnest money deposit is protected, should you need to terminate the sale due to no longer qualifying for the loan. In the event of low appraisal, any of these things can happen:
-neither buyer nor seller are obligated to move forward with the sale. Either/or both buyer and seller can terminate the transaction and buyers earnest money is returned
-seller can lower the sales price to match the appraised price
-buyer can bridge the gap between sales price and appraised price, in this case bringing an additional $20,000 cash to closing.
-buyer and seller can meet somewhere in the middle with sales price
In multiple offers, where the sales price gets bid up, one of the things the seller is looking for is a buyer that has some cash to pad the deal if needed. There can be concerns about the price going too high to appraise. If a buyer does not (or cannot) provide assurance to the seller that an appraiser will bless the offering price, it may not make sense to take the highest offer, if appraisal does not come in at the sales price and the buyer cannot get the loan. The deal falls apart. This is why sellers will take a lower offer, with a bigger down payment. They don’t believe the higher price will appraise. This is why sellers love cash buyers – there is no appraisal requirement because there is no bank. In the event of multiple offers, some buyers have the cash to bring the extra down payment, or they might qualify to get a lower down payment loan.
You should know that in any multiple offer situation, I am gauging not only where the price will go, but also assessing how appraisal will go and what might come up. There are a lot of factors I am constantly assessing when showing homes and writing offers. It is all a balancing act of buyer comfort, market demand and of course, the appraiser!
Are your eyes glazed over, is your thought bubble saying “Who even thinks about these things?!!” I do. That’s why you need me. I’m the one who thinks about these things. Because, why fight so hard to get into first position, only to have appraisal issues in the home stretch?
I got a strange text from someone on a Sunday afternoon saying they were looking for a REALTOR® that was responsive and flexible with their time, was that me? I said yes and they asked me to meet them at this vacant house the next morning. I was a more than a little creeped out by their tone but I looked them up on Facebook and saw we had one mutual friend so I agreed to meet. I told my business partner the address and that if she didn’t hear from me by 10:30am to call the police. Luckily, she was exactly what her profile picture looked like and not a murderer but you can never be too careful in my line of work. I’ve seen and heard of some crazy shit!
She had gone to the open house that Sunday with friends and loved it but when we walked through it together and I pointed out the amount of work it needed she decided to pass. I was relieved because it looked like a nightmare deal. Hours later she called again and wanted to make an offer so I wrote it up. The agent on the other end is an agent I’ve had several deals with and we have a good rapport. We acknowledged off the bat that getting this house to finance and the amount of repairs needed would be very tricky, but we both committed to gather all the bids and do all the legwork to keep it alive.
This house might be the roughest one yet. The only inspections we got lucky on were sewer and radon but the rest were enough to make a buyer run far away. This particular buyer had been looking in her price range for close to a year and was using a first-time buyer program that was expiring so we had to make this work if possible. We got bids on bids on bids and just asked for the world. We knew we wouldn’t get it all but we knew what we needed to have to stay in the deal.Over several days of back and forth nail biting negotiations we got what we needed to make it work.
This year has been the year of really tough deals. As the market is shifting, buyers have some negotiating power again. It’s a good time to try to buy if you are on the edge of thinking you may have to rent forever. Let me get you there.
Farm + retreat in the city. Unique home offers something special for buyers on a budget. Adorable nest has kitchen w/gas range, maple cabinets + concrete counters, bathroom with skylight, cozy master upstairs w/balcony overlooking this urban farm. High eff mini-split + water heater 2017. Garden shed, raised beds, covered patio, pizza oven, chicken coop, + new fence. Woodstock at your fingertips. Come See!
OPEN SATURDAY + SUNDAY 12-2
2 bed | 1 bath | 867 sq. ft. MLS# 19238228 | Taxes: $2,056.95, 2018 | Lot Size: .11 Acre
WHAT to say first? The seamless hardwoods throughout the main floor? The restored original woodwork doors and built-ins? Vintage exterior brick detailing? It’s HARD to say what I love more. I DO LOVE the attention to details. Honoring vintage with lighting reproductions comes to mind. Speaking of light, this home really leaves the impression it has been LIGHTLY LIVED IN and LOVED IMMENSELY.
My DREAM KITCHEN has hardwoods + quartz counters + farmhouse sink + gas range + hood + stainless steel appliances + baker’s station.That’s right. A place for the pastry chef in your life to create.
The bathroom on the main could not be cuter w/fish scale tiled shower surround + small hex floor tiles. All fixtures have been replaced.
Downstairs, find the 3rd non-conforming bedroom + full bath + laundry/office + family room.
The BIG Cully yard has a restored covered patio + raised beds + lush, mature plantings + shed.
Attached garage, newer, high efficiency gas furnace, AC. HES=7.
3 bed | 2 bath | 1720 sq. ft.
Taxes: $4106 Lot Size: .16 Acre
MLS# 19670041
Set up from the street, with a well-designed floor plan, this beauty features a true foyer for arriving, while maximizing square footage. The living room has high ceilings, a gas fireplace, walnut floors. Formal dining has period built-ins. The tiled kitchen has fresh paint, dishwasher, disposal, and a stainless steel fridge. Off the kitchen you’ll find a tiled mudroom + powder room.
The bedrooms are upstairs. Sweet as honey fir floors, large closets + storage. The bathroom has a clawfoot tub, wall sconce lighting and vintage perfect cabinetry.
The full, finished basement features a wet bar, wine fridge, travertine tiles and outside entrance, as well as a custom tile shower in the full bath and laundry with washer and dryer.
Updated windows, newer water service + pex plumbing. Hi-efficiency gas furnace. Sewer 2011, radon mitigation 2014. No tank found.
Central location in Hollywood, near Beaumont Village and Grant Park. Tree-lined avenue with high transit/walk/bike scores. R-38 ceiling insulation. HES = 7.
OPEN SATURDAY, September 7th, 12:00-4:00pm
OPEN SUNDAY, September 8th, 1:00-4:00pm
Looking for something that will take your breath away? For a start, this view should do the trick. Or perhaps you’d rather a territorial view? Mt. Hood? Mt. St. Helens? Forest or river? I’ve seen ’em and I’ve sold ’em. Give me a call and I’ll show you all the secret spots to catch a view and buy your perfect home.
We’ve sold a cabin or two, and we’ve seen a whole lot more! Do you share our passion for the woodsy architecture found in the shadow of Mt. Hood? Then give us a call. We just toured this old timer up the Historic Columbia River Highway and what a riverfront beauty. Summer time swims and snowy time romps await you in what could be an amazing second (or even first) home. Flannel not included.
Amy and Luis were along for the ride last month when Amy’s sister Kara bought her house. Two weeks after that house closed, Luis texted me with a house he wanted to see for a rental. The idea was to either buy a house that Amy and Kara’s parents can move into, or just a house they can hold onto for a long term investment. We hung out for an hour at a really beat up bungalow. It had been a rental forever and the tenants had a weed operation in the basement. The location was cool, but the house needed a minimum of $100k to bring it back to life.
As we were standing by our cars talking about the offer we were going to write, I mentioned that I’d really like to see them buy a mid-century instead of an old bungalow for an investment. Even if it were a grandma ranch, the bones would be a lot more solid and it would likely only need cosmetics. I had a house on my radar that I was meaning to check out for myself so I showed them photos of it online. Ten minutes later we were there.
The house had been on the market for two weeks at $625k. I really think the only reason it didn’t fly off the shelf was because it came on during a holiday weekend. The history of it was that it had been in the same family for 50 years and when the mom died recently, the daughter came up from Florida and updated all the systems. She replaced the roof, electrical, furnace, painted, remodeled a bathroom, and added an egress to the basement family room. It was important to her to honor her mother and the home she grew up in and get it ready for market. It was immaculate and bright with pass-through picture windows that look out into the large landscaped back yard. She left all the mid-century details untouched and did all the right things to make it modern.
Because this house has a full basement with egress and it’s own entrance separate from the main house, it would be very easy to convert to a duplex. Everyone left in love and an hour later Luis called to tell me to write it up. Because it wasn’t going to be his home and there’s less emotional attachment with a rental and there were no other offers, he offered $25k under asking. The next day the seller accepted.
There wasn’t much to negotiate on this deal because everything had already been done. The only tricky part was the sewer line but we were able to get the seller to replace it before closing. The timing worked out perfectly because Amy and Luis married last Saturday and Amy’s parents were still in town Monday when it closed to check out their potential new home. I love these clients and I LOVE when deals go super smooth. Congrats Amy and Luis!!!
One of my favorite summer food festivals is happening this weekend and it’s fun for everyone. The North Plains Annual Garlic Fest is off highway 26 out by Vernonia. Lots of food and craft vendors, activities for kids, music, and amazing people watching. Check it out!
Vintage Buckman Duplex modernized for buyer confidence. Period details feature refinished fir floors, high ceilings, built-in bookshelves, picture rails, french doors and original wood lap siding. Updates include new roof, gutters, fence, water main as well as newer vinyl windows, gas furnace and electrical panel.
1726 SE Alder: $1850/month, 2 bedroom, 1 bath, covered deck 960 sf
1728 SE Alder: $1785/month, 2 bedroom, 1 bath, 1304 sf
PLUS
Unfinished basement: exterior entrance + bathroom, 1284 sf
Buyer to verify triplex potential.
2 water heaters. Storage + Shared Laundry.
Please respect tenants privacy and schedule an exclusive showing.
MLS# 19102092| Taxes: $6,046.44 | Lot Size: .08 Acre
My friends started their house hunt not thinking that they’d be able to find what they wanted in their price range close in North Portland. We were looking everywhere from St. Johns to the 120’s. Then this little 60’s remodeled ranch with 3/2 popped up in Kenton, the neighborhood they are currently living in. It all seemed fortuitous that there were no other offers and ours was accepted immediately. There was nothing glaringly obvious that would come up on inspections or so we thought.
Two big things came up on the home inspection. The first was the newish roof must’ve been power washed at some point because many of the shingles were bald and had lost granulation. Roof rule #1: Never power wash a roof.
The second and giant issue the inspector discovered while crawling around the crawlspace, was that the foundation ended just before the giant master bedroom in the back of the house. There was no way to inspect what was going on down there and that signaled alarms. When you come across this it usually means that there was an addition at some point. We insisted the sellers cut an access to that space to the crawl so we could have it inspected and when they opened it up there was only 4″ until you hit dirt. Standard crawlspace code is a minimum of 18″.
This deal was looking dead. Not only had someone built and unpermitted addition, but they hadn’t even done it up to code. My buyers were actually ok with it being unpermitted, but they weren’t ok with the crawlspace clearance. The only thing to do here was to find the fix and see how many thousands it would take to correct.
I called in one of the most respected foundation guys in town knowing that if I have to sell this down the line, the next buyer and agent will know the work was done by the best. He concluded that the only fix was to dig it out to the tune of $13k. That’s actually a lot cheaper than I thought it would be but still a lot to ask for, especially since the sellers claim to not have known about the unpermitted addition.
Many days of negotiations took place and were stressful as all hell. We asked for the crawlspace and roof and it was pretty non-negotiable for the buyers. The sellers countered with a tiny contribution and we continued to hold strong for the entire amount. Things were not looking good by the 11th hour and everyone was on pins and needles. The seller decided to let the deal die even though that meant his next purchase in Olympia would also die. It also meant that since he now knew about this addition, he would now have to disclose it to future buyers.
Everyone was bummed and exhausted by this and probably a little relieved to be out of this relationship with the seller. It was like dealing with an emotionally abusive ex. But sure enough, a day later he came crawling back. I hated even having to go back to my buyers with this again but he was willing to give them almost everything. They were now on the fence because they had spent the whole night talking themselves out of the house and were already looking at other houses online. After much deliberation they decided to stick with the house.
The only highlight to come out of this sale (aside from getting all the repairs) was that the house appraised $53k OVER asking price. The buyers can feel confident that they made a solid purchase and we can all rest assured that the house will not be rotting from the ground up. Aaaaaand, it’s finally over. Aaaaand I had a million drinks to get over this one. zzzzzzzzzz
“There have been 5 recorded tornadoes within Portland City Limits.” -National Weather Service.
They say you learn something new every day, and nowhere is that phrase more true than in real estate. Even after 16 years of selling homes, I’ve yet to encounter a tornado. Until now. Rain? Water? Monsoon? Seen that. Wind? Sure. But not funneling wind. EEK. This is Portland Oregon, not Kansas.
The sale had already gone through the ups and downs, the twists and turns of any regular deal. I had a feeling it would be exciting right up to the finish and my spidey sense was right. It was the night before the signing day. My mantra: just get to signing, just get to signing.
Awake to the text, then the photo evidence. Tornado!
Cut to the chase, the sale closed.
Odds are you’ll never have a tornado issue while buying or selling a home in Portland, Oregon. But if you do, you know who to call.
Our client Kara had only one piece of criteria in her home search that was a MUST and that was being blocks from her sister’s house and the school she teaches at. There wasn’t a whole lot out there in Mt. Tabor in her budget until a fellow Living Room agent listed this little house. From the outside, you can’t tell how big this house is because the hedges are like a fortress around it. Once inside, the floor plan is open and breezy with big windows and cozy fireplace.
The selling point, besides location, was that the seller had finished out the basement into an apartment. It wasn’t a legal apartment because it lacked an egress window but the potential to offset the mortgage was huge. It was already plumbed, the 2nd kitchen was in place, and a full bath. I explained the cost of adding an egress is anywhere from $2500-$4k and Kara thought it was a no-brainer.
We sent our offer in knowing there were going to be multiple offers. For a while, it was looking like we were the front runner until a neighbor saw an opportunity to put his mom next door. We were ultimately outbid and the neighbor won. We were offered backup position and we took it. I had a strong feeling this house was going to come back to us and sure enough a week and a half later I got the call. The neighbor got cold feet because the basement wasn’t legal and backed out. This happens so often where someone who is not in the market to buy, not educated by a realtor, impulsively decides to make an offer then immediately has buyer’s remorse. It’s frustrating for all but it worked out my our buyer this time. She’s stoked she’s able to have someone offset her mortgage payment in a separate living space. Congrats, Kara!!!
When my friends, Chey and Naomi, sold their North Portland house to find a house in the burbs I thought they were nuts until we found this mid-century in Milwaukie with an pool. It was a time capsule of 60’s well built perfection with a spacious open floor plan and a party basement. We had so many parties and so much fun in this house the last few summers.
But when the seasons start to change the drive feels impossible and becomes less frequent from the friends. Naomi was driving up to work in North Portland 5 days a week and was growing tired of the commute. Most of our friends have kids now and it’s so hard to get together for spur of the moment hang outs with them so far away.
When they told me they were ready to sell and move back to North I was thrilled but also panicked because no one else has a pool. They won’t be having their big 4th of July pool party this year but they are they have found a new home in Kenton! More on that purchase soon, it’s been a giant project.
What is your budget? I can help. Where do you want to live? I can help. When are you ready to buy or sell? I can help. Whatever your numbers are, I’m here, ready to help. Just call my numbers.
We LOVE a home with a pool and look at this one! Such a beauty, and just in time for the hot days ahead. We know our buyer will have the time of their lives here. Cheers, buddy!
One of the things I love about Portland is how much green space we have right at our fingertips. In less than 5 minutes by car, from my home in SE Portland, I can be atop Mt. Tabor. Looking out over the city, and walking around the sparkling blue waters of the reservoir is one of my favorite places for a quick trip to nature. Trees, dogs and water. And lots of green, green grass.
With four rose gardens and a fifth garden brimming with rhododendrons, there is no more quintessential Portland place than the Ladd’s Addition neighborhood. Find a bench and soak up the rays, read a book, smell the roses. If you are looking to buy or sell and want a local expert, give me a call. I’ve been living in Ladd’s Addition since 2006, buying and selling homes in all of the Portland metro area since 2003.
Our client, Kelly, came to us 4 years ago as she was just starting her plumbing apprenticeship. She knew Portland probably wasn’t her forever home, but she knew she’d have to be here for at least 4 years. She pulled out her savings and scoured the market for a cute small house in the not yet blown out neighborhood of Foster Powell.
In the short time she’s owned it, a community garden went in a block away, several cool restaurants and coffee shops, and they built a bike lane on Powell to slow the traffic. Her mortgage was affordable enough that she was able to host refugees through Catholic Charities without having to charge them rent.
Now 4 years later, she’s a licensed plumber and wants to take off to Antarctica to scuba dive for a year. She spruced up the paint and yard and listed it this spring. Multitple offers came in and she made $80k over what she bought it for.
I can’t stress enough how real estate is, in my opinion, the best tool for the working class. It can create awesome rewards for short or long term investments and provide security for your future. If you have to pay rent anyway, why not pay yourself? There are several programs right now to assist with low down payments. Call me if you want help getting on a path to home ownership. Love to help!
Mid-century condo in the heart of Cully. Sensible floor plan, in end unit. In-home laundry + private back yard. Original hardwoods + double paned windows. Tiled kitchen w/freshly painted cabinets + dishwasher + farmhouse sink. All appliances stay. One deeded parking space. 1/2 block off street, down driveway. Exterior renovation complete and beautiful. Solid purchase. Great opportunity for home ownership.
2 beds |1 bath | 806 sq. ft.
Taxes: $2357 Monthly HOA’s: $275 ($340 at end of July)
MLS# 19197960
1925 cottage is updated and renewed throuout including crawlspace repair in 2015 by Western Construction. Bamboo floors, granite counters, tiled bathroom with tub and shower. Bedroom with slider and trex deck. Forced air gas furnace 2010. Water heater 2013.
Detached ADU new in 2017. Full kitchen with built-in microwave, stainless appliances, engineered wood floors. Tiled bath w/radiant floor heat + tub + shower.
OPEN HOUSE Saturday and Sunday 5/18 & 5/19 1:00 pm – 3:00 pm
350 NE 73rd Ave. Portland, OR 97213
This North Tabor English bungalow has vintage style & substance. Truly a charming character with good bones, just ready for some love. Nice hardwood floors, fireplace, unique cove ceilings, picture rails. Formal dining. 2 BR + bonus room up. High ceiling + dry basement. Big, private deck + backyard. Gas furnace. Attached garage. Plenty of storage. Sweet central location near Montavilla Park, Mt Tabor, shopping & dining.
2 bed + bonus room up | 1 bath | 1564 sq. ft.
Taxes: $4260 Lot Size: .14 Acre
MLS# 19440298
Spacious, gorgeous, mid-century with stylish updates + original character. New roof, paint, furnace. Remodeled kitchen and bathrooms. Airy, light and bright main floor, lower level family room with fireplace and original bar + private guest room. Vintage flavor intat. Spacious yard w/gorgeous in ground pool. Will not disappoint.
Well cared-for farmhouse just a hop, skip and jump from FoPo and Woodstock. New paint inside and out, refinished hardwoods and fresh landscaping. 2015 updates include new roof, water heater, furnace, elcetrical panel and remodeled bath. Come see and discover how affordable home ownership can be.
3 bed | 1 bath | 1438 sq. ft.
Taxes: $2,839 Lot Size: .09 Acre
MLS# 19435509
Springtime cherry blossoms. remind me this sweetest home Lil Cupcake. I mean, look at this photo, you can’t help but feel good. Anchoring the Dekum/Piedmont neighborhood, and garnering immediate attention in the marketplace, this nest went quick.
List price: $349,000
Sold price: $378,500
Pending in 3 days
Closed June 6, 2017
Looking for great results in a home sale or purchase? Let’s connect!
Lived in lightly and updated for lasting value. Kitchen has eating bar + new stainless stove, hood + dishwasher. Dining open to kitchen + patio. Gas fireplace + Central Air. Updated windows + engineered hardwoods. Attached, over-sized double garage with opener. Covered porch + patio, garden shed, fenced backyard. Ideal location on quiet street near shopping, parks, transit.
OPEN SATURDAY 11:00 AM – 1:00 PM
OPEN SUNDAY 1:00 PM – 3:00 PM
3 bed | 1 bath | 1318 sq. ft.
Taxes: $4.073 Lot Size: .11 Acre
Adorable Victorian Farmhouse in hot Foster/Powell! Light and bright, this home has big sunny windows, fresh paint, and beautiful hardwood floors. Nice open floor plan, new gas fireplace, proper dining room, handsome kitchen cabinets, a breakfast nook, and all around good vibes! Has detached garage with electric, new roof, fully fenced yard, landscaping and garden. Bike score 97! It doesn’t get any cuter. Open Houses Sat+Sun 11-1. Call me to see, 508-340-1456
Christy and RJ were some of my first clients years ago when I started. I sold them first house in Woodstock just around the corner from Toast. We stayed friends over the years, they showed up with baby gifts when I had my first kid and also turned me on to the world of Portland Storage Wars. They became solid regulars at NWIPA and loved being only 6 blocks away. Christy started getting the itch to move closer to her job in Milwaukie and called me up when she was certain she wanted to move. She had found her dream home on a 1/4 acre lot at the end of a dead end street.
There’s only the 2 of them so I wasn’t sure why they wanted a 5 bedroom 3 bath house, but they realized they have a tendency to take in wayward strays. This house is HUGE. It had been recently gutted and remodeled but I think the selling point was the party basement. RJ pictured a pool table and Christy pictured enough room to display her mom’s furniture. Coming from a smaller house where they had roommates for a few years, it felt like they could stretch out and breathe. This is the home they can grow old in.
Congrats, pals! I loved being a part of your dream home. Off to sell the old one.
Nestled between FoPo and Woodstock, you get the best of both neighborhoods! Remodeled bungalow on a corner lot with updates galore! Newer roof, panel, furnace, AC, paint, and windows. HUGE kitchen, proper dining room, master up with bath, fireplace, hardwoods, garage, and basement for storage. Yard is fully fenced with awesome southern light! Great walk score and food and shops at your fingertips. Open Houses Saturday 11-1, Sun 1-3pm. Call me to see! 508-340-1456
This one is a tale of heartbreak with a happy ending. I had the honor of working with my sweet friends, Mary and Gene, on the purchase of their first home. Having just had twins, they had outgrown their rental and were ready to settle into a house of their own.
Very quickly into our house hunting, we found their dream home on Mason. It sits up high away from the street with a giant wrap around porch. Mary was in love before we even opened the door. She was picturing iced tea/momtails on the porch in the summer with hanging plants and the kids and dog running about. Gene was anxious to get dwonstairs in the basement to plan their crossfit gym. There really is that feeling that comes over you when you’re looking at houses and you’ve found the one.
The house blew us all away. It had been so tastefully remodeled that their wasn’t really any detail that they were talking about changing. It has 5 bedrooms and 2 baths, plenty of room for future kids/guests. It’s super centrally located, in a good school district, and no reason to move ever again. It’s one of those houses that makes me start questioning my own house and making me itchy for something bigger and nicer.
We were the first to get our offer in and everything was looking good. At the 11th hour, a cash offer came in and we were told we needed to come up significantly in price if we wanted it. Since that wasn’t really an option, we amended some terms and made it an AS IS sale, and gave the sellers a free 2 month rent back. Still, at the end of the day, cash is king and we lost out. We were all so bummed.
From there we set out several more times and saw everything on the market, some really beautiful homes. But at the end of every showing, the same sentence was uttered “the house is nice, but it’s no Mason.”
About 2 weeks later my phone rings while I’m driving from a number I don’t recognize. The guy introduces himself and I still don’t recognize him. Then he says “Andrew, from the house on Mason”, and my heart stopped. I pulled over and let him explain that the cash buyer suddenly got cold feet and had terminated. Since we were in backup position the house was ours if we still wanted it. I screamed a million Oh My God’s at him, thanked him profusely and hung up to call Mary. It was the best moment in real estate I’ve had in a while.
The house inspected near perfect, it was a rather uneventful deal after this, aside from the sellers needing some extra rent back time, but since it didn’t really matter to Mary and Gene, I was able to negotiate some furniture for them. We sailed happily to closing and my dudes are the proud owners of their dream home. I couldn’t be happier for them. Congrats you guys!!!
Don’t be an asshole.
Listed at $450,000 
